Housing Authority of the City of Newark: report of progress-1940

- HOUSING AUTHORITY
| of the
- CITY of NEWAR

HOUSING AUTHORITY OF THE CITY OF NEWARK

CHARLES P. GILLEN, Chairman
ARTHUR C. GILLETTE
Commissioner

FRANK G. MAGUIRE
Commissioner

HAROLD A. LETT
Vice Chairman

JOHN F. LEE
Commissioner
HARRY L. TEPPER
Commissioner ex-officio
representing the
State Housing Authority

NEIL J. CONVERY
Executive Director

MILTON R. KONVITZ
Counsel

FRED J. COLLINS
Assistant to the
Executive Director

JAMES A. KILGOUR
Technical Director

HARRY B. WEISS
Tenant Relations Director

EDWARD D. TEDESCHI
Comptroller

BOARD OF DESIGN
Edward C. Epple George E. Jones
J. Frederick Cook M. Arthur Wolf
J. Sanford Shanley Ferdinand H. Koenig

Joseph Di Stasio, Structural Engineer

Ethelbert E. Furlong, Landscape Architect

Runyon & Carey, Mechanical Engineers

HOUSING AUTHORITY

of the
CITY OF NEWARK
REPORT OF PROGRESS, 1940

Compiled and Written by the

WRITERS’ PROJECT OF NEW JERSEY
of the
WORK PROJECTS ADMINISTRATION

ROBERT W. ALLAN, State Administrator

a 940

The Housing Authority of the City of Newark was formed two
years ago to develop a low-cost housing program in accordance with
the United States Housing Act of 1937. Since its inception, the local
body has forwarded a $14,000,000 program to provide clean homes
and a wholesome atmosphere for the many low-income families in
Newark. Tentative plans call for а T 000,000 extension of her Lig

gram, upon С рр: 1 оға
housing bill.

This report presents a detailed account of the activities and
progress made by the Authority. Clean, welllighted and well-ven-
tilated homes are lacing the evil 11 and over-
crowded dwellings that used to house those in low-income groups.
Facilities such as heat, gas, electricity, hot water, electric refriger-
ators and modern laundries have been provided.

Clinics, play rooms, outside play areas, wading pools and num-
erous other advantages are included to improve the health and liv-
ing standards of the families who will make their homes in these
apartments. Furthermore, all this has been achieved without sacri-
fice of the principles of sound business. Rents have been kept to a
lower level than these families have been paying in slum areas.

The City C the City d social service
agencies and interested citizens have cooperated with the local
Authority to elevate the standards of living. The members of the
Authority, the staff, the Board of Design and their engineers and the
Tenant Relations Office have worked long Bein to insure the suc-
cess of the The and organ-
ized labor have cooperated fully. Credit Em also be given to the
New Jersey Writers’ Project of the Work Projects Administration which
has compiled and written the material contained in this report.

The report presents only the initial stage in the Authority's pro-
gram to eradicate the economic and social evils associated with slum
areas, but the progress of the last two years presages better housing
and living conditions for the underprivileged citizens of Newark.

Respectfully submitted,

Executive Director

THE HOUSING AUTHORITY OF NEWARK

The fiveman, nonsalaried local Housing Authority, established by the City
Commission, officially began its task of building better homes for the citizens of low
income in Newark on April 27, 1938. Twelve days later the United States Housing
Authority earmarked for Newark a loan of $12,600,000, which, with a locally-financed
loan of $1,400,000 would build bright, sanitary, handsome apartments for 2,485 fami-
lies, or close to 10,000 people.

The Commissioners of the Authority were to serve from one to five years. Each
City Commissioner sponsored an appointee, and the terms of each were determined
by lot. The board consisted originally of the following: Harold A. Lett, one year;
Lewis H. Reiss, two years; Neil J. Convery, three years; John J. Towey, four years;
and Michael A. Stavitsky, five years. Acting under the New Jersey Enabling Act,
which authorized the State Housing Authority to appoint a commissioner ex-officio,
Fred W. Ehrlich, chairman of the State agency, named Harry Tepper the State's repre-
sentative on the Newark Authority. Elected permanent chairman of the Authority
May 14, Convery resigned to accept the post of executive director the following month,
and Charles P. Gillen was chosen to fill his unexpired term. At this time, Michael
Stavitsky was elected chairman. The following November Lewis Reiss resigned, and
his place was taken by John F. Lee. When Mr. Towey resigned in January 1939 and
Mr. Stavitsky the following month, Arthur C. Gillette and Frank Maguire were
appointed to the vacancies. Charles Gillen was elected chairman and Harold Lett
vice chairman.

_ There are three major functions of the Housing Author-
ity: surveying the need for housing; planning and building
low-rent houses; and managing the completed properties.
Fortunately the investigation into the housing needs of
Newark had been conducted by the Emergency Relief
Administration under the direction of the State Housing
Authority. There remained for the immediate future the
acquisition of building sites (which entailed in some cases
the demolition of existing structures and the retenanting of
families which dwelt there) and planning and constructing
the buildings.

The City Commission on June 1, 1938, provided the
Authority with office space in the City Hall and a loan of
$5,000 for administrative expenses until receipt of the fed-
eral monies.

Comer of Pennington Court

In June Harold Lett, then acting secretary of the Authority, wrote to all the licensed
realtors in Newark asking them to submit possible sites for the housing projects.
The Authority made no disclosures as to the properties they favored; but rumors of
their preference stimulated attempts at speculation. An investigation disclosed that
there had been moves to obtain 90-day options on some of the parcels. Several
options had been given, but no attempt was made to purchase the properties in ques-
tion until after the options had expired.

survey of housing in Newark showed a definite shortage of low-rent dwell-
ings. Since, therefore, no available places existed for rehousing the tenants, а com-
plete slum clearance program could not be considered. For this reason more than
any other two projects were planned for vacant sites.

Three sites selected by the local Authority were approved by the United States
Housing Authority September 6, 1938, and two days later President Roosevelt signed
the order for a loan of $5,936,000 for the projects. The properties were situated at
South and Pacific Streets, the north end of Branch Brook Park, and Orange and
Nesbitt Streets. On October 4, 1938, the fourth site on Frelinghuysen Avenue
(Dreamland Park) was formally approved.

Five days later the Newark Housing Authority contracted a loan of a maximum
of $8,199,000 with the United States Authority for the four contemplated projects.
Later, when two more sites were approved, an additional loan contract was entered
into with the USHA for $3,636,000, making a total of $11,845,000.

The acquisition of these properties was not immediate: the Authority had to deal
with four owners of the Dreamland Park site; two in the Branch Brook Park tract;
18 in the South and Pacific Street property; and 103 owners at Orange and Nesbitt
Streets. Not all were willing to sell, and condemnation proceedings were instituted
against one entire site and several parcels in two of the others.

The Romano Case

A section of the proposed housing site at Orange and Nesbitt Streets was owned
by Pasquale Romano, who was offered $20,522 by the Newark Authority for his hold-
ings. Romano demanded $75,000 and obtained a writ of certiorari to review the
Authority's proceedings to condemn the title to the property. The Supreme Court
еп banc, in an opinion by Mr. Justice Bodine, upheld the Authority's action and the
constitutionality of the Local Housing Authority Law. The decision was affirmed by
the Court of Errors and Apped

This decision made law in New Jersey. Justice Bodine pointed out that "there
is no more reason why the legislature of our state may not, under its power of
eminent domain, take private property in order to effect slum clearances than that
it may take private property in order to provide for roads, railroad and swamp
clearances.” He approved of the administration of the housing program and found
no barrier, constitutional or statutory, to its continued operation. Dr. Milton R. Konvitz,
counsel of the Housing Authority, presented the briefs for defendants.

In the meantime the negotiations for land purchases, begun December 21, 1938,
had resulted in the acquisition of substantially all the parcels of the sites selected
and approved.

Six Newark architects had been retained as the Board of Design to plan the new
apartments. Neil J. Convery, Executive Director of the Authority, was named an
ex-officio member of the Board. The architects are J. Frederick Cook, Edward C.

Signs posted on the Romano property during
condemnation action

Epple, George Elwood Jones, Ferdinand H. Koenig,
Joseph Sanford Shanley and M. Arthur Wolf. All these
men have had long experience with apartment building.
as well as with commercial and institutional construc-
lion. The Board of Design on December 6, 1939, hired
J. Di Stasio and Co., structural engineers; Runyon and
Carey, mechanical engineers; and Ethelbert E. Furlong,
landscape architect.

The Authority meanwhile had selected a group of
citizens, headed by Miss Beatrice Winser, Newark
Librarian, to suggest names for the developments. The
development at South and Pacific Streets was called
Pennington Court for William S. Pennington, general
in the Continental Army, Supreme Court Justice and
Governor of New Jersey; the Dreamland Park houses,
Seth Boyden Court in honor of the inventor who lived
for many years in Newark; the apartments at Branch
Brook Park, Stephen Crane Village for the Newark
writer; the Orange and Nesbitt Streets apartments,
James M. Baxter Terrace after the first Negro to be a
principal of а Newark school; the proposed develop-
ment at Livingston Street, Felix Fuld Court for the busi-
ness man and philanthropist; and the Roanoke Avenue houses, John W. Hyatt Court.

Ground was broken for the first of the projects, Pennington Court, May 23, 1939,
апі construction proceeded immediately. At the end of August excavations were
begun on Seth Boyden Court. The negotiations for this second development had
been complicated by the lack of adequate school facilities in the vicinity. The Dayton
Street School, which had served the area, had been demolished as a fire hazard, and
the Board of Education applied to the PWA for a grant to construct a new building.
With the prospect of a larger school enrollment as a result of the housing project,
a bigger building was planned. When the PWA refused to make the grant, the
Board of School Estimate provided $300,000 for the structure contingent on the build-
ing of the housing project. This action was typical of the cooperation the Housing
Authority received from City departments.

At Stephen Crane Village, which was a vacant, undeveloped area, the Essex
County Board of Freeholders and William A. Stickel, County Engineer, cooperated
with the Housing Authority by extending the county highway from Belleville to 6th
Street, Newark, and building a new railroad bridge.

To bring the 1934 survey of real property of Newark up to date, the City Com-
mission sponsored a city planning project, under the direction of Edward Jacobson,
which rechecked the earlier data and gathered new material on the physical and
social resources of the community which will be of inestimable service to the Hous-
ing Authority in planning future projects.

Pennington Court was the first development to be completed. On January 20,
1940, the apartments were opened for inspection, and about a month later the first
15 families moved in. Tenants took occupancy thereafter rapidly until the total of
286 families was reached on May 1, 1940.

Work on three other developments was going on at the same time. Seth Boyden
Court and Stephen Crane Village are expected to be finished by January 1941, and
James M. Baxter Terrace by July 1941. These four and the two others which are
in the planning stage will be the first step in solving Newark's slum problem.

These Pennington Court apartments are all occupied

HOW PEOPLE IN NEWARK LIVE

Slums and blighted areas are expensive, and the City pays its full share of the
cost. Areas of poor housing have represented a growing drain on our resources,
both social and economic. Recently the toll of crime, fire and disease as well as the
actual increase in governmental costs arising from slums and blighted neighbor-
hoods have become more widely known. The pictures of sick people in abominable
surroundings, and disgusting sanitary conditions have struck the social conscience.

lums, areas of substandard houses, and blighted sections, those which do not
pay their just share to the government treasury, are extensive enough in Newark to
make the problem very pressing. In 1934 the Emergency Relief Administration, under
the direction of the State Housing Authority, conducted a housing survey of the City.
On the basis of the study, Newark was divided into 14 housing tracts, arbitrary homo-
geneous divisions. The slum and blighted areas, tracts 1, 2 and 3, cut through the
center of the City. These tracts are generally referred to as the Ironbound district,
the downtown area and the Third Ward, though the tract boundaries extend beyond
the limits which those names imply.

Of the 44,451 residential structures in Newark, 10.6 percent were unfit for use and
40.2 percent in need of major repairs. In tract number 3, however, the worst in New-
ark, 27 percent were unfit for use and 53 percent required major repairs. The down-
town area was almost as bad. Here, 26 percent were unfit for use and 49 percent

. one-third of a nation is ill-housed’”

needed major repairs. In the Ironbound district 30 percent were
unfit for use and 44 percent in need of major repairs.
This bare indication of the physical condition of the houses

with two or sometimes three inside, airless, sunless rooms. Toilets
are often in the hall and shared with other families, or in the littered
backyards without proper drainage, or sometimes even in the
kitchens. In 1934, 8,478 dwellings had no toilets within the unit.
There were no bathtubs in 22,534 apartments, and 21,772 had only
cold water.

In the slum areas, the percentages of bad facilities, of course,
were in excess of the general City averages. Housing tracts 1, 2 and 3,
for example, accounted for 18,691 of the 22,534 dwelling units in the
City without bathtubs and for 18,645 of the 21,772 units without hot
water. These three tracts also had 7,381 of the 8,478 dwelling units
without toilets.

Such a lack of decent conditions cannot but inflict serious damage on the
inhabitants. The incidence of juvenile delinquency in the three poorest housing
tracts in Newark is but one indication of the possible effects of bad housing. Other
factors, poverty, heredity or poor health, may be in a large measure responsible for
the condition, but there is no question that crowded living plays its part in spreading
crime. The average delinquency rate per 10,000 children in housing tracts 1, 2 and 3
is 194.2, while the general City average is 86, and the average in the Vailsburg sec-
tion, for example, is but 18.4.

e infant mortality rate, а good health index, is also substantially higher in the
areas of substandard housing, as is the annual tuberculosis death rate. The tubercu-
losis death rate in tract 2, the downtown area, is 20 per 10,000 as compared with the
general City average of 9, and the infant mortality rate for that district is 75 per
10,000 live births as compared with the average of 56 for the whole of Newark.

It is possible, by better housing, to reduce these social evils, and by doing so cut
down the drain on the City's purse. The areas of poor housing are in many instances
tax delinquent, so that the City's granting tax exemption to the housing projects causes
no reduction in actual income. But the expense of disease and crime is reduced.

Building new houses now costs the federal government only $28,000,000 a year,
and yet this annual relatively small sum means that private industry benefits to the
extent of $800,000,000. Masons, carpenters and ironworkers, painters, plumbers and
electricians have jobs. The wages paid to them is no inconsiderable economic stimulus.

CITY OF ELIZABETH

HOUSING TRACTS OF NEWARK

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HOW THE AUTHORITY OPERATES

The housing program is a cooperative plan
undertaken jointly by the United States Hous-
ing Authority, а federal government lending
agency, and municipal authorities, under whose
direction the borrowed monies are spent and
repaid into the national treasury. These two
groups are providing homes consistent with
American standards of living for the men,
women and children who have been dwelling
in the Hell's Kitchens and Tenderloins and
Third Wards of the country.

In 1937 Congress authorized the formation.
of the USHA to do away with existing slums,
guard against the further spread of housing
sores and provide decent homes with low rent.
Explicit in the housing act is the alleviation of
“present and recurring unemployment.”

From a fund of $800,000,000 the Authority
lends money to approved local bodies for 60
years. It may lend up to 90 percent of the total
cost, including land and demolition of existing
improvements on a site. The rate of interest is
at least one-half percent above the cost of the money to the federal government. In
addition, the USHA provides outright grants each year which enable the local author-
ities to keep the rents down to “low-income” group level. This annual subsidy is limited
to an amount equalling the federal rate of interest on the total cost of a housing develop-
ment plus one percent. Thus it may be at most 3% percent of the cost, ог $37,500 on а
million-dollar development. For this purpose, the USHA has at its disposal $28,000,000
a year. Economy in construction and estimates of operating costs indicate that the nec-
essary annual subsidies will come well under the maximum. Strict control of expen-
ditures will therefore broaden the spread of the funds and permit the construction of
more dwellings.

The local Authority must provide 10 percent of the building cost, and it must raise
locally each year an amount equal to 20 percent of the annual USHA subsidy. This
is done in several ways. Usually the local Authority sells its bonds to make up its
10 percent share of the cost of building, and the municipality which it serves grants
tax exemptions as its share of the annual subsidy.

Nathan Straus

The USHA has established certain regulations within which local authorities must
operate. All construction must be by private contractors, and workmen receive the
prevailing wage. In Newark (and in other municipalities with a population under
500,000) the housing act sets the maximum cost of each dwelling, exclusive of land,
demolition and non-dwelling facilities, at $4,000, and the cost per room at $1,000 on
the same basis. All land purchases, plans and contracts must be approved by the
USHA before the local Authority may issue its “proceed” orders.

In March 1938 the State Legislature passed the enabling act permitting the forma-
tion of municipal housing authorities, and shortly after, on March 23, the Newark
City Commission availed itself of the privilege by forming the Housing Authority of
the City of Newark. The investigation of housing conditions in the City, which is the
first job of any authority, had already been completed by the ERA under the direction
of the State Housing Authority, set up some years before.

The application for a loan submitted to the USHA includes a complete analysis

Creating employment is part of the Authority's task

of the proposed sites and the surrounding neighborhoods, proof of the need for hous-
EED of the land and building costs, the proposed local contribution and

of the number of sub-standard dwellings which have been or will be
pue Since the U. S. housing act provides for eradication of slums, the local
authorities must show that new apartments will be built only to the extent that slums
have been eliminated.

Contrary to popular belief, the houses to be eliminated do not have to be situated
on the site of the new developments. Elimination of slum homes anywhere in the
City is counted. The normal demolition of dwellings unfit for use in Newark is 184.3
annually. The Housing Authority of Newark had to raise the elimination rate by an
average of 585.7 dwellings per year. Mr. Bigelow, Newark Superintendent of Build-
ings, is cooperating to the fullest extent in this work, as is Dr. C. V. Craster, the City
health officer.

If the USHA approves the local request, funds are earmarked. On May 9, 1938,
Nathan Straus, U. S. Housing Administrator, announced that $12,600,000 had been
earmarked for Newark, which together with the City's $1,400,000 made а total of
$14,000,000. The local Housing Authority then prepared a loan application covering
this amount for six developments. Four of the proposed apartments were approved
‘and two rejected because the over-all cost limit of $1.50 per square foot, set by the
national administrator, was exceeded. Two new sites were substituted and subse-
quently approved. The savings in actual cost of the land over estimated costs for the
first four projects and the fact that the two substituted sites were smaller than those
first considered enabled the local Authority to enlarge the Orange and Nesbitt Streets
site.

‘The housing projects are supported by the annual contributions and rents. Main-
tenance of the apartments, heat, light and other facilities, and the interest and amor-
tization payments on the loan represent the chief costs. Interest on the USHA loan
amounts to not more than three percent; on the money raised locally, the Authority
pay up to three and one-half percent. In addition, the City receives each year
fic percent of the shelter rents to pay for services such as police, health and fire
protection. The shelter rent is an accountant's figure showing the rent charged, less
the cost of heat, hot water, gas and electricity.
The maximum annual contribution of the USHA to Newark is $358,834; Newark's
subsidy amounts to approximately $77,000, which is made up by tax exemption.

THE HOUSES

The Housing Authority is constructing four developments, and two others are
being planned. The plans for all of these come from the offices of the Authority's
Board of Design. The following architects, each a specialist in different aspects of
apartment building, collaborate on the designs: J. Frederick Cook, George Elwood
Jones, Edward С. Epple, Ferdinand Н. Koenig, Joseph Sanford Shanley, M. Arthur
Wolf and Neil J. Convery, ex-officio. Associated with them are: J. Di Stasio and
Co., structural engineers; the firm of Runyon and Carey, mechanical engineers, and
Ethelbert E. Furlong, landscape artist.

The six developments will house 2,485 families in apartments of varying sizes.
The three-room dwelling units consist of a living room, a bedroom, a kitchen and
bath; the three-and-one-half-room units have a larger kitchen, part of which is used
аз а dinette. The fourand-one-halíroom dwellings have two bedrooms and the five-
and-one-half-room units contain three bedrooms.

The projects are situated in different sections of the city to take advantage of
industrial labor markets. The locations also take into account the distribution of low-
income families, Pennington Court and the proposed Roanoke Avenue site are in the
Ironbound district, and Seth Boyden Court services an industrial section at the south-
em end of the City. Baxter Terrace will eradicate five blocks of slum area in the Fif-
teenth Ward, and Felix Fuld Court will relieve the pressure of bad housing in the Third
Ward. Stephen Crane Village will draw its tenants from the blighted Silver Lake
district.

These apartment dwellings will be owned and managed by the Housing Author-
ity, which is to supply not only heat and hot water, but also gas and electricity. Gas
ranges and electric for the four pi under ion have

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4% ROOMS 5% ROOMS

Plans typical of 4%- and 5%-гоот apartments

already been contracted for. The stoves cost $45,951, and the refrigerators, $106,338.
Master meters are being installed to take advantage of decreasing rates for bulk уве
of electricity and gas. Electricity will cost on the average of 24 cents a kilowatt hour
in the low-cost housing developments as compared with six and seven cents an hour
in private homes. The management will test to prevent careless use of the utilities.
Washtubs and gas flame dryers are to be placed in all the laundries. Only the row
houses at Branch Brook Park will have laundry facilities within the various units.

The Authority supplies heat, light and space for the clinics, but the staff, equip-
ment and supplies come from the child hygiene division of the Board of Health. Treat-
ment and examination at the clinics are free to those who cannot afford medical ser-
vice. The service is not restricted to residents of the housing projects but is provided
for the general use of the nei facilities, large
rooms, playrooms, wading pools, sandboxes and playground equipment for children,
are integral parts of the new houses. Benches will be placed along the paths within
the landscaped enclosures.

Each development will have its own managerial and maintenance staff, respon:
sible to the central and шай of the Authority.

Pennington Court...

The Site

These first apartments of the dips I та S
vacant, though lying close to the heart of the city. It consists of two fairly regular
blocks between Pennington and South Streets and Dawson and Pacific Streets. Run-
ning through the property was Tichenor Street, which was donated to the Authority
as part of the City’s contribution. Almost 175,000 square feet in area, the property
was purchased for $178,242, or about 48 cents a foot less than the USHA land cost

limit, Negotiations with the owners of the site went forward easily, and condem-
nation proceedings were necessary only on 15 percent of the land which had been
improved. The vacant land belonged to one owner who put no difficulties in the way
of the transaction, and the awards of the condemnation commission were accepted
without dispute by the owners of the improved property. Tenants who lived in the
12 structures which faced Pacific Street found new living quarters without trouble.
In 1934, eight of these buildings were considered unfit for use or in need of major repairs.

The central location makes available all facilities. Close by, on Market and Ferry
Streets, is one of Newark's main shopping centers, and in the neighborhood are
small retail establishments deemed adequate for daily purchases. Within five blocks
‘are two schools, Oliver Street and South Street Schools, each of which have enroll
ments well under capacity. The estimated 200 children of school age who will come
from Pennington Court can be easily accommodated.

Only minor extension of power lines and sewage and water pipes was neces-
sary to service all the buildings. The surrounding streets were all paved with gut-
ters and sidewalks. Regular bus service to industrial and business districts to the
west, east and north cosis 5 cents. The Broad and Market intersection is 12 minutes
away by bus and other centers are within walking distance.

The district lacks parks and playgrounds since it is predominantly given over to
industrial plants. Independence Park is seven blocks away. The interior court area
of the project, however, will provide recreational facilities for children. Wading pools
will be situated at the north and south ends of the development and sandboxes and
в equipment in the court of each building.

was not a slum. The immediate neighborhood can be characterized as a
Dees industrial, commercial and residential area. The great majority of the
residences are old, and 49 percent are unfit for use or in need of major repairs. Most
of them have no central heating, and more than half have no bathrooms. The ten-

Pennington Court

> NEWARK: HOU SING AUTHORITY -
2 0-8-Ң-А- PROJECT bs d

dency has been to replace these outworn structures with commercial or industrial
establishments. Despite this apparent disadvantage, it was felt that the project would
be sufficiently large to create its own environment which would not be affected
adversely by the surrounding industrial and commercial growth.

The lack of recreational areas and industrial annoyances were the two great
drawbacks to locating a housing project here. Overbalancing this was the low cost
of the property, the ease with which it could be acquired and the fact that the land
was mostly vacant, though inlying, and serviced by urban facilities.

The Plan

The drawings and specifications prepared by the Housing Authority's board of
architects was approved by the USHA February 11, 1939. This first and smallest of
the projects in Newark consists of four fireproof buildings, shaped like three sides of
а square and placed at the corners of the site. The simple, straight-line structures
are three stories high and built of red brick. Metal casement windows catch the light
from alll directions, and all the entrances open on the landscaped interior area.

Two hundred and thirty-six families live in Pennington Court. Their apartments
vary in size depending on the number in the family. Twenty-seven of the dwelling
units have three rooms; 60 have three and one-half rooms; 29 have five and one-half
rooms; and 120 have four and one-half rooms. The
half-rooms are dining spaces. Each apartment has its
own white tile bathroom.

All the rooms have outside exposure, and the
apartments are equipped with gas stoves and electric
refrigerators. Heat is furnished to all the units from a
central heating plant in the southeast structure. Each
basement has four laundries and drying rooms, four
bicycle and four store rooms, and eight incinerators.
The completely equipped health clinic, a waiting room
and two physicians’ offices, are in the southeast build-
ing's basement, opening on Pacific Street and access-
ible to the neighborhood. Two children's playrooms are
situated in basement sections adjacent to the play
space, and a large recreation room for tenant activities
faces the court of the southeast building. The mana-
ger's office is on the first floor of the same structure.

Construction

Pennington Court was built by the Fatzler Com-
pany, Contractors, for $692,000. The electrical work,
plumbing, heating and landscaping cost another
$197,702.76. The total represented a saving of about
$154,000 over the original estimate. Jaehnig and
Peoples did the plumbing; John H. Cooney installed
the heating equipment; A. Neri, Inc., the electrical
wiring; and Bobbink and Atkins landscaped the cen-
tral court.

Significant Dates:

April 1, 1939 ^ Housing Authority advertises for bids.

May 11 USHA approves low bids.

May 23 Governor Moore, Mayor Ellenstein, Commissioner Murphy
and members of Housing Authority attend ceremonies for
ground breaking. Я

Jan. 20, 1940 ^ Opened for inspection.

February 15 First building completed; each building taken over as com-
pleted and tenants approved for occupancy.

February 24 First 15 families move in.

May 1 Project fully occupied.

Seth Boyden Court...
The Site

The land on which Seth Boyden Court is being built was formerly the site of
ап amusement park. Facing on Frelinghuysen Avenue, the property has a frontage
of 900 feet and runs back to Dayton Street, the east boundary of Weequahic Park.
Two all-service vehicle lines and three motor bus lines run along Frelinghuysen
Avenue at a three- to five-minute headway during rush hours and a five- to eight-min-
ute headway at other times. The trip to the downtown area takes about 20 minutes
and costs five cents.

Only the amusement park and three frame houses constituted the contemplated
housing site, so that there were no conditions to delay unduly the acquisition of the
properties. The three one-family dwellings were very old with a total assessed value
of $6,700. The only possible bar to the immediate sale of the park itself were leases
for amusement concessions. The owner of the park property asked $445,000, which
was considered excessive by the Housing Authority.

The local Authority suspended negotiations. In April negotiations were re-
actuated, and a price of $339,482 agreed on for the 692,183 square feet. The land cost,
exclusive of the buildings, was thus only 45 cents a square foot, or more than a dol-
lar below the top price allowed by the USHA.

The site was not sufficiently close to shopping centers, but the prospect of future
commercial development mitigated that drawback. On the other hand all public
utilities, electricity, gas, water mains and sewer pipes, were available and adequate.

Greatest lack was a school. The old Dayton Street school had been razed as
fire hazard, and an application by the Board of Education to the PWA for funds
for а new building had been rejected. The Board of Education had planned to rebuild,
but the proximity of the housing project caused them to extend the plans for the
school. The larger building was contingent upon the housing project's being located
in the vicinity, and building the new apartments depended upon the school. It was
estimated that between 400 and 500 children of school age would be living in the new
dwellings. When the PWA refused the money, the Board of School Estimate appro-
priated the necessary funds.

On March 13, 1940, the Board of Education approved the purchase of a plot on
Dayton Street from the Authority for $3,000. The property is worth considerably
more, but street changes and improvements undertaken by the City were considered
when this nominal price was set.

One of the chief considerations influencing the purchase was the proximity of
Weequahic Park, one of the largest in the City. The recreational facilities of the park
include baseball diamonds, a lake with boating accommodations, a trotting race
track and stadium to which no admission is charged, excellent tennis courts, a run-
ning track and a golf course.

Like the South and Pacific Streets site, this was a semi-vacant, in-lying area. Since
only three families lived here, there was no re-tenanting problem, especially in the light
of the fact that their average monthly rental was $

Though the east side of Frelinghuysen Avenue, along the railroad right of way
is heavily industrialized, the opposite side of the street is definitely residential and
above the average. In 15 blocks immediately surrounding the site, only one dwelling
unit was unfit for use, and only 14 needed major repairs. The great majority of the
homes have central heating, and all have hot and cold water. The indications are
that the area will continue to be residential on the west side of the avenue, while
the rear of the site is protected by the park. The future industrial and commercial
development will probably follow the trend to locate on the east side of the street.

The possibility of a smoke nuisance is small, because the factories lie mostly
to the northeast while the prevailing winds come from the southeast. And too, the
efficient smoke abatement bureau of the City will control the situation. The industrial
plants do not manufacture products that create objectionable fumes or odors. The
factories are not noisy, but the heavy traffic along Frelinghuysen Avenue unques-
tionably is. It is likely, however, that more and more traffic will be shunted to State
Highway 29, which is being widened.

This site was selected, in the face of these objectionable characteristics for four
reasons: the proximity of Weequahic Park; the ease of its acquisition, arising from
the fact that practically all of it had a single owner; the excellent transportation ser-

Work in progress at Seth Boyden Court

vices; and the fact that the нег? unus area in the city is only a three-minute
walk away, an ше

The Plan

Twelve large, three-story red brick buildings of varying shapes will house 530
families. Decorated by a pattern in the brickwork, the fireproof structures will have
metal casement windows, and long, narrow fenestrations looking out on green interior
courts from the stair wells. The buildings will be widely spaced on the rectangular
plot and designed to catch the greatest light. The lengths of only three of the struc-
tures face directly on Frelinghuysen Avenue.

The 2241 rooms will be divided into 122 three-oom apartments, 56 three-and-

1 All the dwelling
units will be equipped with an electric ene and a gas range. Six of the build-
ings will have two laundries with washtubs and gas-flame dryers, two storage rooms,
and two rooms for bicycles; five larger structures have three each of these facilities;
and a single building has one.

The boiler room from which heat and hot water will be furnished to all the dwell-
ing units, is to be attached to the building that occupies the northeast corner of the
site. In the structure immediately to the southwest are to be the manager's offices
and a large recreation hall. The clinic, which consists of а waiting room and two
physicians’ offices will be built in the central building of the three which face Fre-
linghuysen Avenue. Three playrooms for children have been placed in widely sepa-
rated sections of the development.

Construction
Seth Boyden Court will cost $1,988,861 to build. The general construction by the
Pellecchia Construction Co. was contracted for $1,463,000. An additional item, not
necessary on the other sites, is paving and road work, which is being done by Joseph
Nesto and Co. for $51,348. The following concerns also received contracts: Lafayette
Iron Works, Inc., miscellaneous iron and steel; August Arace and Sons, Inc., plumb-
ing; Frank P. Farrell, Inc., heating; Beach Electric Co, electrical work; and Grand
View Nurseries, landscaping.
Significant Dates:
July 29, 1939 Bids received and forwarded to Washington for USHA
approval.
August 29 USHA approves contracts and issues proceed orders.
ugust 31 Ground broken.
March 18, 1940 Board of Education approves purchase of plot from local
Authority for new Dayton Street school.
July 1 First units to be finished.
January 1, 1941 Probable completion date.

Stephen Crane Village .
The Site
Stephen Crane Village will stand on formerly unused land in the northwest cor-

ner of Newark. Bounded on three sides by the town of Belleville and Branch Brook
Park, the property was untraversed by streets. The Heller Parkway terminal of the

City Subway is 800 feet south of the site, but according to terms of the lease between
the City and the Public Service, the line will be extended along the eastern border of
the site to the BellevilleNewark boundary. Operating on а 10-minute headway, the
cars make the trip from Heller Parkway to the large shopping district on Bloomfield
Avenue in 10 minutes. The route continuing southeast passes many industrial areas.
Other carriers, both east bound and crosstown, also service the neighborhood and
pass industrial and commercial centers.

The indications were that the three parcels of land of which the site consisted
could be purchased through friendly negotiations. There were no structures on the
Property that might complicate the deal. One of the owners did demand a higher
price than the Authority considered fair, and a condemnation commission was
‘appointed to establish a legal value. The town of Belleville cooperated with the
Authority by agreeing to cede 10,000 square feet of undeveloped property to New-
ark, and this was subsequently purchased from the owner by the Housing Authority.
The total property of approximately 16% acres was bought for $130,000, or 19 cents
а square foot.

The site was inadequate in three ways: there was no entrance to the propert
from Newark streets because of a railroad embankment; it lacked a shopping district
close by; and the schools were not near. It was felt, however, that the project would
stimulate commercial development in the area; the Authority had the assurance of
the Board of Education that provision would be made for proper accommodation of
school children, and through the cooperation of Essex County, the City of Newark and
the Public Service Corporation, lessees of the City-owned Morris Canal bed, a new
road, underpassing the railroad, was constructed. The recreational facilities were full
and complete. Adjacent Branch Brook Park has fields for football, soccer, and base-
ball; a long lake for boating; beautifully landscaped, winding paths; a stand and
benches for band concerts; and 20 tennis courts.

The site was vacant, untraversed by streets and gave an opportunity for complete
and proper housing planning. Protected from industrial encroachments on the east
and north by the park, the site has the benefit of deed restrictions along the Belleville
boundary, since the property in that town belongs to the same owners, who willingly
accepted the restrictions against industrial or commercial development. The area is
free of noise, dust, fumes, smoke or other annoyances.

The proximity of the park, the excellent transportation facilities and the reagon-
able price as compared to other sites considered, weighed heavily in its advantage.

The Plan

Stephen Crane Village consists of 27 two-story buildings, which will house 354
families and an administration building, the maintenance nerve center of the develop-
ment. Constructed of red brick, the long, low structures are laid out in curved rows
on the wedge-shaped plot. Small eaves over the doorways decorate the facades. The
buildings vary only in size; the larger ones have added repetitive sections.

In this project most of the families will live in individual little homes, with the
living rooms and kitchens on the first floor and bedrooms and bath on the second
floor. In two of the units, as well as the end sections of all the others, there will be
а separate family on the first and second floor. Each family will have its own yard
and will be expected to keep it in condition and can have flower gardens or vege-
table patches as they may desire.

There are no interior rooms, and the floors and walls are easy to care for. Sixty-
eight of the apartments have three rooms, and the same number have three and one-
Siem deed:

half. The greatest number, 147, are f
units have five and one-half rooms.

Only the single-story administration building, which contains the recreation room,
the manager's office, clinic and heating plant, has a basement. In this basement is
the lower part of the boiler room, hot water tanks, pump rooms, maintenance space
and indoor play space. The other structures have a four-foot space below the ground
for the heating and plumbing pipes and electrical wiring. Two spray pools will be
situated near the administration building. Because the dwellings have no cellars,
washtubs and storage closets are being built into each unit.

Construction

The finished buildings will cost $1,262,467, exclusive of land. This represents a
reduction of $170,872 over the estimated cost. The contract for general construction
was won by Leopold Neckerman, Inc., for $869,465. Miscellaneous iron and steel
was supplied by the Lafayette Iron Works. Other contractors working on the job
were: Јаеһпі and Peoples, plumbing: George Stewart and Co, heating; Beach
Electric Co, Inc. electrical installation; and Grand View Nurseries, landscaping.

Significant Dates:

June 30, 1939 Bids received.

July 5 Contracts awarded subject to USHA approval.
August 29 USHA approves contracts.
August 31 Ground broken

Sept. 1, 1940 Completion of first section.
December 1 Probable completion date of Project.

1
1-5: X 1-2"

oe
ЕТК BLOOR. SECOND FLOOR

The two-floor, 4%-100m apartments at Stephen Crane Village

James M. Baxter Terrace...
The Site

The site for Baxter Terrace was one of the oldest built-up sections of the City.
Originally bounded on the south by James Street, the housing property was extended
а year later for one block beyond that limit. The plot now runs for two blocks east
of Nesbitt Street on Orange Street and thence along Boyden Street, to a block beyond
James Street. Nesbitt Street and Sussex Avenue form the southwest border of the
roughly triangular site.

Busses and all-service vehicles, running on Orange Street and Sussex Avenue,
make the trip to the downtown business district in seven minutes. An industrial dis-
trict is а fourminute walk away, and the largest factory area in the city is only eight
minutes away by bus.

This site offered the most complicated purchase problem of the four on which
building is proceeding. The Authority had to acquire 180 parcels of improved prop-
erty, among them being two gasoline stations. The properties in the original section
amounted to $1.70 a square foot, 20 cents over the USHA limit, but the 58,380 square
feet of street property (Lemon and Sheffield Streets) to be vacated and donated to
the Authority brought that figure down to $1.44 a square foot. The additional sec-
tion, including а further donation of Sheffield Street, amounted to $1.48 a square foot.

The acquisition of the property was marked by a court fight over the right of the
Housing Authority to have properly condemned. Mr. and Mrs. Pasquale Romano,
who owned property at the comer of James and Nesbitt Streets, contended that the

Housing Authority of the City of Newark was not a validly constituted public body
and, therefore, could not constitutionally condemn and acquire property. The Hous-
ing Authority won the right to proceed with condemnation proceedings against the
property for which the owners were asking $75,000. The owners were awarded
$25,000. They appealed to the Essex County Circuit Court, but abandoned this pro-
ceeding and took the award.

The Baxter site has adequate shopping facilities in the immediate vicinity, and
private and municipal utility lines are available. The recreational facilities are good.
Three blocks to the northwest is Branch Brook Park, with its multiplicity of advan-
tages, and seven blocks west is a City athletic field covering an entire block. Burnet
Street School and Central Avenue School are close by and can easily handle the prob-
able increase in enrollment from the housing development.

This site is the only one of the four which are well advanced that offered any
retenanting problem. The Housing Authority, once federal approval was granted,
established a tenant relations office on Orange Street to find dwellings for the fami-
lies leaving the buildings which had to be demolished. The problem was serious, and
only after several months were all the families on the site rehoused. The relations
office is now solving the difficult task of rehousing the tenants living on the site
extension.

The Orange and Nesbitt Streets site was one of the worst slums in Newark.
In 45 surrounding blocks 58 percent of the 650 residential structures required major
repairs or were unfit for use. The 1,578 dwelling units, occupied by both white and
negro families were deficient in all the utilities. There were no bathtubs in 998 of the
flats, no hot water in 900, and only 124 had central heating. Toilets for 315 of the
units were out of doors.

Though heavily populated, the site was hemmed in on both the east and west by
heavy industrial development. Southward, much of the property is devoted to com-
mercial use, especially along Central Avenue, and immediately to the north the yards
of the Lackawanna Railroad prevent any change. There is no evident trend toward
increasing industrialization, but there is no doubt of the progressive deterioration of
surrounding residences. The new homes will be sufficiently extensive to constitute
their own neighborhood and so remain unaffected by surrounding blight. The chief
reason for selecting the site, however, was the necessity for making a start toward
clearing the central slum area of the City.

The Plan

Baxter Terrace will consist of 21 red brick, fireproof apartment buildings and
maintenance and boiler house. Laid out in three east-west rows with the maintenance
building and one large dwelling structure at the southern apex of the approximately
triangular property, the development will house 614 families, more than any of the
others now being built. In general, the basements will contain two storage rooms,
two for bicycles and carriages, two incinerator rooms, two lavatories and two laun-
dries, each of which will have four to six washtubs and two gas fire dryers. One
hundred and eighty of the apartments will consist of three rooms; 323 of four and one-
half rooms; and 111 of five and one-half rooms.

Three basement rooms will be set aside for children, one for each main row of
buildings. The large recreation hall and the manager's office are both to be situated
in a central structure on Orange Street, next to the building which will contain in its

S
m
=
-

Demolition goes forward on Baxter Terrace site

basement the clinic, composed of waiting room, examination room, lavatories and
physicians’ and dentist's office. When these apartments are completed, the Housing
Authority's central administration offices will occupy part of the large building which
faces Sussex Avenue at Sheffield Street. The central maintenance shops for all
projects will also be at this development.

Play facilities for children will be placed in the landscaped interior areas.
Because of the size of the development, there will be three spray pools, two between
the rows of buildings north of James Street and one south of James Street.

Construction

Before construction could begin on the Orange and Nesbitt Streets site, contracts
had to be awarded for demolition of existing structures. The Albert A. Volk Co. sub-
mitted the low bid of $24,433, and the razing of the houses on the property began.
Bids for building Baxter Terrace totaled $2,269,838, the general construction by Frank
Briscoe and Co. amounting to $1,748,780. Other contractors were: Katchen Iron Works,
miscellaneous iron and steel; Jaehnig and Peoples, Inc., plumbing; R. G. Maupai Co.,
heating; Paul H. Jaehnig, electrical work; and Grand View Nurseries, landscaping.

Ground was broken March 27, 1940, while demolition was still going on. The
project will be completed in several sections, the first about January 1, 1941, and
the final one about August 1941

The Houses in Prospect...

Plans have not been completed for housing developments at Livingston Street
and Roanoke Avenue. Both these sites require the demolition of substandard houses
though they are not equally degenerate. The Roanoke Avenue property is at the
edge of the Ironbound district, while the site at Livingston Street is just within ће Бог.
der of the Third Ward, the worst slum in the City.

Nine four-family houses, two three-family houses and two one-family houses on
the Roanoke Avenue site were not substandard. They have been sold and will be

moved to adjoining property, thus keeping them in the City's ratables. Between the
Pennsylvania Railroad elevated right-of-way on the east and Horatio Street on the
west, this area is within easy reach of industrial employment markets, shopping
districts on Ferry Street, recreational and school facilities. Hayes Park East, where a
municipal swimming pool is being built, and Riverbank Park are within walking dis-
tance, and the Catholic Neighborhood House and the Ironbound Community House,
both close by, offer a wide variety of supervised leisure-time activities. The cost of
the property is estimated at 98 cents a square foot.

The Livingston site, it is estimated, will cost about 95 cents a square foot, includ-
ing more than 38,700 square feet of Badger Avenue which will be vacated and donated
to the Authority. There are several small neighborhood shopping centers adjacent to
the proposed site and excellent recreational facilities. Hayes Park West, a half-block
away, will have a swimming pool, and two other parks within walking distance are
equipped for games and sports. In addition, the Y. M. H. A., and the Jewish Neigh-
borhood House conduct a variety of indoor activities. Schools are close by, and trans-
portation to central points is rapid. Industrial annoyances can be controlled by the
Board of Health.

These two developments are being planned to accommodate 734 families, but
this may be changed. In general, they will have facilities similar to those being
installed in the houses under construction.

Baxter Terrace is being built here. The line at the top is along Orange Street.

WHO WILL LIVE HERE

The prime purpose of the housing program is to provide decent homes within the
reach of people of low income. Low rents are the chief consideration, and, since the
buildings must be in a large measure self-sustaining, the costs must be rigidly con-
trolled. The rents are based on a survey of incomes of families which will be eligible
to live in the housing projects.

All the families must come from substandard homes — dwellings which are dan-
gerous to health, safety or morals. Overcrowding as well as the physical condition
of the dwelling is considered in the estimate of this requirement. A home is sub-
standard if it does not include a private inside toilet or a bath or shower, or if it con-
stitutes a fire hazard, or if there are any other serious conditions affecting the life of
the tenants adversely.

No cars threaten children in the court at the Pennington apartments

On September 24, 1939, a com-
mittee of citizens was appointed to
submit a plan for tenanting the new
houses. In addition to the income
restrictions, the committee recom-
mended that at least one adult in
the family be a citizen; that the fam-
ily must have resided in Newark for
at least one year and in a sub-
standard dwelling for at least six
months; that no more than 15 per-
cent of the tenants be on the relief
rolls or on the WPA; that the health
of the wage earner be normal; and
that families with children be given
preference. They considered it un-
wise to give preference to old people
(except those who had been forced
to move when their dwellings were
demolished for the project) and sug-
gested that special consideration be
given families in which non-wage
earners suffer from non-commun-
icable diseases.

The housing act has set a limit
on the incomes of those who will
live in the low-rent houses to insure
reaching the desired families. The
net family income may not exceed
five times the "statutory rental value”
if there are fewer than three minor dependents, and six times if there are three or
more. The statutory rental value is the shelter rent plus the utility charge; but from
this figure must be deducted the estimated cost of electricity for refrigeration, which
cannot be strictly included with the utilities.

Below is a table showing for Pennington Court, Seth Boyden Court and Stephen
Crane Village the income restrictions and monthly shelter and utility rents, including
the cost of refrigeration.

Even this is safer than the streets

Monthly Rentals Annual Income Restrictions
Rooms No. in
5% 44 3% 3 арі ао ВО УБЕ

$21.75 $21.25 $20.75 $20.50 Pennington Court $960 $1045 $1095 $1150 $1250

( Seth Boyden Court
52500 $24.50 $24.00 $23.75) stephen Crane (puesto qa bad
1 Village — !

This was torn down for
Pennington Court

The Authority has also established
maximum and minimum limits on fam-
Пу size for each type of apartment:

Persons Rooms
4 3
23 зи
35 4%
47 5%
59 [174
* This size apartment may be built at the John W.
Hyatt C.

The income restrictions which the
United States Housing Act insists upon
is a protection for the private builder
and dwelling owner as well as a social
service to low-income groups. The fam-
ilies who will live in the housing projects come from the slums, which are being
destroyed in numbers equal to the new developments; and private owners cannot
build dwellings to rent as low as government homes because they do not have
annual subsidies.

In the six housing projects will live 1,845 white and 640 negro families.

These people will live in bright, airy rooms, planned to catch the maximum of
sunshine. Kitchens will be used for cooking and eating — по! sleeping as was so
often necessary in the slum homes from which the families come. And every mod-
ern convenience is being furnished to make life easier, cleaner and healthier. Elec-
tric refrigerators, efficient gas ranges, spotless, white sinks and ample kitchen closet
space lighten the housekeeping load.

The coal stoves, which were often responsible for the film of dust on the walls
and furnishings of dark rooms in slum dwellings, are replaced in the housing develop-
ments by gas for cooking and radiators for heating. In the wide hallways, just out-
side the doorways to the apartments, are incinerator shafts for refuse, There will be
no garbagelittered backyards. Instead, the open, interior courts are used for play
space for children and open, clean wash-line areas.

Perambulators will not clutter the halls and apartments. They have special rooms
in the basements from which ramps lead to the central court. The laundries in the
basements have white washtubs with a constant flow of hot water and gas flame
dryers for rapid drying.

From tenements with disgraceful, unhealthy sanitary conditions — common toi-
lets in hallways or even out-of-doors and only cold water, sometimes drawn from а
tap in the backyard — families are being moved to dwellings with white tile bath-
rooms and bathtubs, and abundant hot water.

This change means more to the citizens of Newark than bricks, tile, steampipes
and fireproofed stairways. It is а whole new way of life for underprivileged Ameri-
cans — a design for elevating the y and an i in ing human
resources. This investment represents a growing American intolerance of evil living
conditions and their resultant social debility. It is a conscious public effort to broaden
the base of decent living and strengthen the social fabric of the City. Better houses
build a better Newark.

Clothes dry in the sun at Pennington Court

Projet Numbers USHA. Contract Wah-69

VIA

елтірі Park Sile N.1.25-Qrange ehm Sue Site

I So & Pacific Streets Silo N: J. 26—Branch Brook Park Site

Housing Authority of the City of Newark, New Jersey

Consolidated Balance Sheet as at Close of Business
April

30th, 1940
ASSETS
CURRENT ASSETS:
CASH: Development P
рт Neonat Bank, Newark, N. J s 7058536
Fideilty Union trast Co» Newark, N. J
'ederel Trust Co. Nowa!
War Side Trost Go. Newark, NL
Undeposited Funds on hand
DP VELUM E) заллы
Lincoln National Bank "Newark, N. 1
Насаа National Bank, Newark, N. 1. Se

Undeposted Funde ox hand Administrative
eS e

T 9,308.08
United States Trust Со. Newark, N J
419013
Petty Cash Fund on hand
Accounts Receivable о
р gr
Roanoke Avenue Sito N. J. 27
оо Steet site N. 1 2-6
Sundries
Materials Stored Ed
pem STARS. 3,161,346.95
Insurance 2,198.68
RE piste.
TOTAL CURRENT ASSETS.
FIXED ASSETS:
а Conte NI 2: 107163348
Development Costs N. 1. 22 2171276
Development Costs N: |. 25 ЕН
Development (41,881.98
- 405032731
Credits to Development Costs N. J. 25 (2070.28)
Ed ев
Uncompleted Contr
OT Conte Contract Awards") 4,577,886.29
UMS 4,577,886.29
Ineligible Expenditures 909.67
ый 209.87
TOTAL FIXED ASSETS.
TOTAL
LIABILITIES
CURRENT LIABILITIES:
ACCOUNTS PAYABLE:
Development Accounts Creditors $ 246,130.96
Contract Retentions EE]
Gity of Newark, № 1 200.00
NOTES, PAYABLE: сер e 2
HA. Loans 5л45,00000
my ACCOUNTS: SUD
Erud 80,030.76
PREPAID INCOME AND Di ar Won,
Tenants Prepaid Rents welling) 165746
Tenants Prepaid Rents (Parking Space] 18.00
Tenants Securit 25050
Tenants Lease Deposits. 490.00
VELO с Бе,
TOTAL CURRENT LIABILITIES
FIXED LIABILITIES:
fond Subscription
Series "A" Bonds: 354,000.00
ноте 100510000
(100500800)
m
(9201700000
CONTRACT AWARDS: =
UNE E Contracts”) 4.57780829
Puede ын, 57,888.29
"рана, Maintenances and Replacements Reserve. 140573
: 140573
Expense over Income N. J. 22 Administration (4020388)
ШЕГЕДІ
TOTAL FIXED LIABILITIES
TOTAL

Submited and, Certified Correct:
БТ

NEL. CONVERY, в. D. TEDESCHI,
cutive Director Auditor Comptroller

1 1940 Prepared and Audited By:

$ 454245026

5 861055369
$13273,311.95

5 564400092

72927.03
БЕРЕСІ

Project Numbers НА. Contract Wah-224
NJ. 27--Roanoke Avenue Site
oot Site

N. J. 28 Livingston 5
The Housing Authority of the City of Newark, New Jersey

Consolidated Balance Sheet as at Close of Business
April 30th, 1940

ASSETS
CURRENT ASSETS:

Development Funds
Notional Newark & Essex Banking Co, Newark, N. J, $52,019.09
1

Undeposited Funds or 9,000.00
— 5 95,065.20
ACCOUNTS RECEIVABLE:
Bond Subscribers 280200000
Sunds 3595045
- 2.835.95045
TOTAL CURRENT ASSETS 5 292121565
FIXED ASSETS:
Development Costs М. 1. 27. 38,303.86
Development Costs М. J. 28 335,082.40
733,386.26
to Development Costs N. J. 27 (291470)
Credits to Development Costs N. J. 28 [noo
E (409660)
UNCOMPLETED CONTRACTS
(See Conto "Contract Awards”) 2,808.51
2,803.51
TOTAL FIXED ASSETS 732,098.17
TOTAL $ 285240882
LIABILITIES
CURRENT LIABILITIES:
COUNTS PAYABLE:
opment Account Creditors $ 12978
Due USHA, Contract Wah-63 by М. J. 27 1362.67
Due ЗНА. Contract Wah-69 by N. J. 28 95072
= $3610.77
NOTES PAYABL!
USHA, 834,000.00
—— 884,000.00
ACCRUED ACCOUNTS:
Interest on Notes Payable to ОЗНА. 1059454
PM 1099454
TOTAL CURRENT LIABILITIES $ ввоз
FIXED LIABILITIES:
‘Bond Subscription 2,802,000.00
2,802,000.00
Series "A" Bonds:
445,000.00
(445,000.00)
3,999,000.00
(398,000.00 )
CONTRACT AWARD:
(Seo Contra "Uncempleled Contract") 2,003.51
2,003.51
TOTAL FIXED LIABILITIES 2,804,803.51
TOTAL $ 365240002
Submitted and Certified Correct
S 20th, 1940 Prepared and Audited By:

NEIL J. CONVERY, Е. D. TEDESCHI,
Executive Director Auditor Comptroller

FEDERAL WORKS AGENCY

WORK PROJECTS ADMINISTRATION

Е. С. Harrington, Robert W. Allan,
Commissioner N. J. State Administrator
Florence S. Kerr, Elizabeth C. Denny Vann,
Assistant Commissioner Director, Professional and Service Div.
John D. Newsom, Viola L. Hutchinson,
Director of Writers' Program State Supervisor, М. J. Writers’ Project

This report was written by Irving D. Suss of the editorial staff of
the N. J. Writers’ Project from research compiled by Melvin Barnert.